You track all of your expenses the same way irrespective of profitability. 

Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

On the lease, he'll pay me $100/m over my HELOC payment and all other expenses, including the refi cost, inspections, title work, etc... 

So, if interest rates are a buyer’s primary roadblock, then I recommend negotiating a rate buydown at a seller’s expense or looking at new construction, where builders are offering rate reductions and other substantial incentives.What if I’m a seller?

What are your long term goals (eg do you want to buy another house) and do you have a large savings set aside for unexpected expenses? 

I know, big expense right.

I gained equity in the property, and I got higher rents which lowered my living expenses while living there.

Duplexes are cheaper to rent and expenses are becoming difficult for the average tenant.  

 (3 convention units +  3 ADUs) * 3 lots = 18 unitsIn general adding one ADU is not a good investment because there is no more expensive residential development than a single, small unit.  

Overcrowding can strain plumbing, electrical systems, and air conditioning, leading to expensive maintenance issues.